CASE STUDY: Why Real Estate agents stage their OWN homes

We work with Real Estate agents day in and day out. Agents refer us to their sellers for staging their client’s vacant homes for sale.

Although it is a Real Estate Agent’s fiduciary responsibility to provide their sellers with the tools and marketing strategies for a successful sale, some are occasionally hesitant to suggest that their clients invest in staging. Why would this be, you ask? Staging is statistically proven to increase the perceived value of the home, and our clients have netted up to 700% return on their staging investments this year.

The listing agent’s role is a delicate balance, and one of advocate, advisor and strategist, just to name a few. As they tasked with marketing a product that they themselves have no control over, with regards to location and condition, they can only make best-case recommendations to their clients. Some agents may not want to “rock the boat” and suggest their clients invest in updates or staging at all, in fear of losing the listing altogether.  

We feel that the savviest of agents are those with proven, repeatable processes for marketing and presentation of their listings, regardless of market conditions.

This month, we’d like to showcase a few agents who not only believe in staging and make it a part of their listing process, but have recently staged both a combination of their own personal homes, or investment properties, with great success. The locations range from Willowsford in Loudoun County, Alexandria, Ashburn and Reston. Let’s hear from them in their own words:

Why was staging important for your home/investment property? 

Rebecca Williams, Pearson Smith Realty:

Believe it or not, this was the first time I have ever hired a stager but must say I am a true convert.  I have sold most of my listings/homes empty but in this case I wanted to showcase the functionality and define the open space on both the main and lower levels of my home. While I had envisioned various uses for the sunroom, dining area, office nook, and the different spaces throughout my lower level, integrating these spaces cohesively proved challenging. I sought the expertise of Staged by Design to help visualize and unify these areas into a harmonious and cohesive layout.

Eric Pearson, Pearson Smith Realty:

Being an older home (1906) and vacant; it was important to incorporate staging/furniture to highlight the character of the home. This home has a very unique floorplan, so allowing the buyer to visual how the property could come together with furniture/decor, made an extremely positive impact during tours, etc.

Jeremy Browne, Century 21:

I believe staging is important for every listing.  It is very rare to see a "lived-in" home that will appeal to the largest pool of buyers in its immediate condition.  We had just finished a full renovation of this property, and it was vital to provide a vision for how it could look.

Rob Ferguson, RE/Max Allegiance:

It was such a nice renovation project that we felt that the staging would be the perfect complement to enhance all of the upgrades and allow a buyer to feel how they would live in the home.

How did staging affect the way the home showed, and/or feedback on the home? 

Rebecca Williams, Pearson Smith Realty:

I immediately began receiving very positive feedback regarding the staging of my home.  I sent colleagues and friends the pictures and they were stunned over how great my home looked, especially those who had spent time in my home prior to listing it.  Heck, after walking through the first time after the stagers left, I  joked with my husband that we were not going to move after all.  

Ultimately, the furniture choices, rugs, artwork, accents all brightened up my home (I have dark hardwoods, dark kitchen cabinets and dark granite) and made it feel cozy, warm and inviting.  I have hosted many open houses and the host of my open house told me that buyers were spending 45 minutes to an hour in my home and I ended up receiving several offers over asking price on day one!  This never happened when I had no staging/furniture in my listings. I credit the staging, 100%.

Eric Pearson, Pearson Smith Realty:

We received over list price in 3 DOM; so it is safe to say, staging was 100% worth it!

Jeremy Browne, Century 21:

Staging made the home feel inviting and complete.  Several people asked me if they could buy the furniture, as they loved the way it was put together!  The home sold the first weekend for $50,000 over list price.

Rob Ferguson, RE/Max Allegiance:

It gave the house a warm, home like feeling that we were hoping for so the house would have a personal feel.

Were there areas of the property you hoped that staging would highlight or help make sense of for buyers? 

Rebecca Williams, Pearson Smith Realty:

Yes, definitely.  Aside from making the open spaces more defined, I thought it was important to showcase/highlight the main level and lower level of the home for those buyers who were seeking multi-generational living spaces.  When we bought this home, we purchased it with the point of view of raising teenagers but more and more buyers are desiring spaces to accommodate family and I think the staging team nailed it.  

Eric Pearson, Pearson Smith Realty:

Leigh and her team made it a point to highlight the main level (home buyer first impression), the primary bedroom, and bathrooms. We trusted their judgement (they are the experts) and we believed they nailed it!

Jeremy Browne, Century 21:

Yes!  The main floor had flexible space, and I wanted it to capture that flexibility.  Leigh and her team did an amazing job of creating a flow from the kitchen to the dining to the family room.  The living room actually felt like a living room, and one that would be used, as opposed to a formal living room which seems to be dated at the moment.  The recreation room on the lower level was also laid out to maximize space and really helped to give buyers ideas for themselves.

Rob Ferguson, RE/Max Allegiance:

 Yes…the kitchen was nicely remodeled and had what we would consider a pantry/coffee bar/small seating area or office off the kitchen.  It would be hard to have a vision for this space without directing the buyer to ideas that we had for the space and the staging helped provide that vision.

Whether it’s your own home, listing or investment property, we can help elevate the home through intentional designs that MAKE YOU MONEY!

Click here for more information and a quick quote: https://www.staged-by-design.com/contact

50 Tips and Tricks for Moving and Packing

You’ve bought a new house….now what?!? Your head is spinning a thousand miles a minute. Reality is setting in and deadlines are in place with closing dates. Moving can seem daunting, but we are here to help. In this blog post we have come up with 50 tips (and tricks) for moving AND packing. Hopefully this list can help put your mind to rest and give you the strategy you so desperately need to get out of your current home and into your new home.

Planning Phase

1.      Plan ahead – it is never too early to get your plan together!

2.      Prepare a budget – include costs for movers, packing supplies, travel arrangements, etc. and then add in 10% extra for unforeseen expenses

3.      Organize yourself – whether you are a spreadsheet person, a list person or a sticky note person, decide on a system and keep with it throughout the move

4.      Make a master moving folder with all of the necessary contact info for both ends of the move and master packing list for locating items when needed

5.      Keep copies of all moving related contracts and receipts

6.     Gather important records and documents including identification, birth certificates, passports, banking and medical records and store together in a lockbox in a safe place

7.     Interview, review quotes and decide on whether you will be packing and moving yourself or hiring some/all out

8.      Reserve your movers!

9.      Notify schools of your upcoming move and register students at new school

10.  Make arrangements for transfer of medical records and prescriptions to new location

11.  File a change of address with the post office, insurance carrier, medical center, and banks

12.  Arrange for the transfer or cancellation of utilities (change should be in effect on day of closing)

13.  Make all travel and hotel reservation for you and your family if you are moving out of the area

14.  Make a space plan for your new home to help you decide on how much you will need to take with you and how much you will need divest. Remember, you will be paying to move every item – why pay more than necessary?!

15.  Moving is stressful for everyone. Arrange for childcare on moving day, but also consider playdates while you are packing, to keep children out of the home moving stress and give them added time with friends they may be leaving behind

16.  Don’t forget your pets! Make arrangements for transporting them, but also for a pet sitter during the packing and on moving day

17.  Meal plan to use up food in your refrigerator and cabinets to cut down on waste or moving efforts

Packing Phase

18.      Pick up all moving supplies -blankets, boxes (multiple sizes), bubble wrap, packing tape, plastic wrap, mattress bags, etc.

19.      Sort through one room at a time filling boxes to sell, donate, trash and pack. Leave out what is necessary to get you through until moving day, but make sure you have enough boxes for the last-minute items

20.      Make a packing list for each box to include in your master folder

21.      Select a color for each room of the house and label each box with a sticker or tape in that color. When you arrive at your new home, use the same colors to mark each room so that the movers can easily place each box in the appropriate room. Your packing lists should also be color coded for a smooth transition

22.      Return any borrowed items that you uncover while packing

23.      Collect any things that you lent out

24.      Pack and mark special boxes that will be loaded onto the truck last and unloaded first that include items necessary for the first night in your new home

25.      Look into transportation requirements and restrictions for houseplants. Gift those that cannot make the trip

26.      Prepare a suitcase of personal items for each member of the household to take with them on the move. This can be their carry on luggage if traveling by plane

Downsizing

27.      List items to sell on Craigslist or Facebook Marketplace. Give yourself enough time to get the word out and make the sale

28.      Gift special items that you are unable to transport to friends and family. Arrange pick up or drop offs before your move

29.      Reach out to thrift stores or charitable organizations to pick up donations.

30.      Relist any unsold items on Freecycle or neighborhood gifting site

31.      Drop off any remaining donations or gifts not picked up at a donation center

32.      Make a trip to the local dump with any leftover items

33.      Shred all sensitive paperwork needing disposal

34.      Eat the food that you cannot pack and take with you

Moving Day

35.      Be there to greet movers and oversee the entire loading process

36.      Explain your organization system and point out your “load last” boxes

37.      Specify any valuable items that need extra care in packing/moving

38.      Remember that professional movers do this everyday and probably have better packing skills than you. That said, do let them know if you have concerns before any unfortunate occurrences

39.      Supply drinks and food for the movers – they are working hard!

40.      Clean out the refrigerator and leave empty. This goes for all of your appliances

41.      Vacuum and wipe down everything in the house before leaving. Pack these cleaning items onto the truck last so that you are ready to repeat the process upon arriving at your new home

42.      Do a final walk through to make sure nothing has been left behind

43.      Turn off all lights, lock up and hand over keys to your real estate agent or landlord

First Night in New Home

44.      Meet the movers at your new home

45.      You should have already done a final walk through before closing, but this is a good time to double check all faucets, utilities, smoke detectors and security systems before moving everything in

46.      Check off items as they are unloaded and photograph any damages before signing the bill of lading

47.      Direct movers to place items in the proper rooms as per your color coded packing system

48.      You should have available your personal carry-on case and first off of the truck moving boxes. These should include bedding for each person, pajamas, toiletries, towels, toilet paper, medications, first aid kit, pet food, litter box, leash and bowls, basic tools, lightbulbs, phone charger, flashlight, basic cleaning supplies, paper plates, cups, snacks, drinks and entertainment for the kids

49.      Plan to eat out or order in food

50.      Take a deep breath, take a photo or two and enjoy the first night of your new adventure!

Moving is stressful but planning ahead will definitely help ease the stress and give you a bit of structure to a very hectic process. Though we can’t magically take away all the pains of moving, hopefully these tips can start you on your way to a successful move and bring order to your chaos!

2024 Paint Colors of the Year - Home Stager Edition

As the new year approaches, the top paint companies have all announced their picks for the 2024 color of the year and we must say they are bold and intriguing. While some are useful for interiors, some…not so much. But is that really the point of the paint companies’ choices? That’s why we are back at it again this year with our top paint color picks for 2024 as well.

Pantone and the other paint companies tend to predict the color based upon the culture of the world at the time. They use this information to forecast trends for the upcoming year. Color experts come from a wide range of design, cultural and geographical backgrounds to decide on a color that reflects society as a whole both culturally and emotionally. This doesn’t always mean it’s the perfect color for your living room. (I mean most people probably don’t want a family room painted in Pantone’s 2024 color Peach Fuzz, right?). It’s simply a color that is symbolic of cultural society at present day.

Our job as home stagers is to acknowledge the trend but recommend paint colors that will resonate with a wide audience and remain stylish for several years to come. Our homes should be a reflection of us, but when it comes time to sell your home, just know you will need to appeal to vast array of buyers. Careful selection of color choices will allow you to enjoy and reflect your style, while also inviting others to love it as much as you do.

Let’s be honest, 2024 colors selected by the paint companies are somewhat of a 1980s island theme, with all the variations of blue and coral. I have visions of Fantasy Island and The Golden Girls each time I see these colors. (Hats off to Behr & Dutch Boy for their moody hues with Cracked Pepper and Ironside!). As much as we want to be swept away to the tropics or re-live our childhood watching Blanche, Dorothy and Rose banter back and forth sitting on their coral and teal rattan sofa, we believe we should recommend a more realistic approach to paint colors. Colors that will be on-trend but also universal and pleasing to a wide audience.

In this post you will hear LRV mentioned quite a bit. LRV stands for “Light Reflective Value”. Each color has a number ranging from 0-100. The number represents how much light the color will take on, therefore possibly changing its appearance. In order to get a better understanding of this paradigm, think of a pure white as having an LVR of 100 and a true black as 0. So, the darker the color, the smaller the LRV number and the lighter the color, the higher. Darker colors soak up light and lighter colors reflect it just like a black shirt soaks up the warmth of sunshine while a white t-shirt can keep you cooler on a hot summer day.

Alright, let’s get to it, shall we? And our 2024 color picks are…….

Leigh - Sherwin Williams Iron Ore

I went with a bold move this year. I think I may have traveled to the dark side. Sherwin William’s Iron Ore is a standout neutral. Dark color is very on-trend right now and this color does not disappoint. With an LRV of 6 this color is very, very dark and to the naked eye comes across as a true black against a stark white. However, it’s more of a charcoal and has a nice warm feel (kind of like a warm hug). It pairs nicely with creamy whites, beiges and browns while allowing a neutral backdrop for any pops of color. It creates the drama one may want or need in an interior space or on the exterior of the home (loooove it paired with wood and stone on exteriors!) Inside the home consider using Iron Ore for trim, doors or accent walls. Or even try it in your powder room (ceiling too) for a dramatic flair. You will thank me later.

Picture via Sherwin Williams

Wendy - Benjamin Moore Rodeo

I painted my new modern mountain house Rodeo by Ben Moore, which started out as a compromise between myself (I wanted white) and my husband (wanted an actual color).  I was unsure at first, but now that I live in it, I'm amazed how much I love it.  Rodeo is a warm gray taupe that is a perfect compromise between gray and beige.  It's warm enough to go with natural wood tones and saddle leathers, but cool enough not to look muddy or brown. Its LRV sits almost neutral at 60 which means there’s not a lot of shift that happens. This is a fantastic neutral if you are unwilling to spend the $$ to update those natural wood floors or cabinets that look too orange with the more popular true grays.  Its a bit unassuming in the sea of color swatches you'll see in the retail store, and anything but when you put it on the wall. 

Picture via Benjamin Moore

Alison - Benjamin Moore Herb Garden

I love all things green - it’s “Nature’s Neutral” - and it’s one of the few colors that I can commit to in an interior space without too much hesitation. (My co-workers will tell you I tend to run from color). Benjamin Moore’s Herb Garden is the color that checks off all the boxes for me.  This color has an LRV of 17 so it is dark and holds its own with lighting. It will not sway. It’s the perfect balance:  not too deep and dreary - and not too pale and pastel (gasp!)  The cast is right where I like green to be - fresh, earthy, leafy - and not too blue.  At that point it just starts to look like the color of the Philadelphia Eagles - and as the wife of a New York Giants fan, we can’t have that.  

Picture courtesy of Noz Design

Kim - Sherwin Williams drift of mist

Looking for a nice neutral? Sherwin William’s Drift of Mist is my choice for this year. It’s not your normal, boring gray. However, its a little complex (aren’t we all?), because it is neither cool nor warm. It can wave back and forth, depending on what it is paired with in your fixed elements of the home like countertops and flooring. (Hmmm…sounds a lot like what I tell my kids happens with certain friends they hang out with the most). It’s LRV is 69 which means it is heading toward the lighter end of the scale. It makes for a great whole house neutral allowing for just enough pop with the white trim. If you’ve been a fan of Agreeable Gray (which isn’t very agreeable sometimes!), you will LOVE Drift of Mist. It’s lighter and brighter. It also has a little bit of a green undertone so if you love all the dark green tones that are trendy right now (swoon!), this color will look stunning with it. But you will find that it compliments many colors as well. As a result, it makes sense to paint your whole house a color that will withstand the ever-changing trendy colors in your decor. If you don’t want to commit to sterile white/cream walls but you don’t want gray or beige either - Drift of Mist is for you!

Picture courtest of The Creativity Exchange

Laura - Sherwin Williams Pewter Green

Is it a greyish green? Is it a greenish grey? I don’t know, but I am obsessed! With an LRV of just 12, this surprisingly neutral hue by Sherwin Williams is on the dark side, but still manages to keep things light. Pewter Green is extremely flexible, complimenting Grand Millennial’s busy wallpapers, Modern Farmhouse’s warm beiges, and Boho’s light wood tones. This color chameleon swings from soft and romantic to complex and moody (kind of like me!). In 2023, it has taken center stage on my kitchen island, made a grand entrance on my exterior doors (paired with pinkish brick, it’s a chef’s kiss!) and may soon make a guest appearance in my spare bedroom (get it - guest appearance?). With the number of compliments I have received, I think we will be seeing a lot of this color in 2024.

Picture via Sherwin Williams

Marlo - Benjamin Moore Sweet Basil

Benjamin Moore’s Sweet Basil is a classic color that works great with modern or traditional decor. It’s moody, soothing and it brings nature indoors. For someone like myself who loves to be outdoors hiking the trails, this color brings the feel of nature indoors. With an LRV of 13, it’s on the darker side making it moody and soothing but not so dark you feel like you’re in a cave. It’s a good color to create a pop for an accent wall or a powder room (we love to have a little creative fun in powder rooms!). It pairs so well with natural wood bringing more of that outside inside vibe to any space. It pairs well with blacks and creamy whites without bringing out any yellow undertones.

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Miriam - SW Silvermist

Last but not least, let’s nod toward the paint companies’ efforts for their Caribbean flair, but in a nice neutral way. Silvermist was the August 2023 Color of the month choice for Sherwin Williams and is my color of choice for those wanting a coastal, modern vibe to their home. This color evokes an ocean feel but in a neutral way. With an LRV of 47, it falls in the medium-dark category. Its soft blue, green hues pair nicely with most beiges and grays, while standing out on its own. You can pair it with just about any of the other colors mentioned by our staff. Silvermist adds coastal, casual, calmness to any space whether it be an accent wall, the main feature or just in accessories to lighten up darker spaces. Sorry paint companies, but this is my pick for island serenity as I dream of breezy ocean air.

Picture courtesy of Sherwin Williams

That’s a wrap with our 2024 paint colors. Though each of our colors were chosen individually, collectively we all leaned toward green undertones. That must say something about trend worthy design!

Whether you are selling or staying in your home, it’s important to acknowledge trends while staying neutral in your paint selections. You can have more fun, and less expense, with trendy colors through your accessorizing - so go out and buy that Persimmon pillow but don’t paint your wall that color!

We strongly encourage homeowners to sample these colors (or any for that matter) in their own homes as light and fixed elements play a huge role in how a paint color appears in a home. No one wants to waste time or money so it’s important to get it right. If you are looking for a refresh in your home, but don’t know where to begin, we offer Color Consultations for selling AND living! Just go online and book your appointment today.

Let us shine a spotlight on your home!

2023 Color of the Year - home stager edition

Many paint companies have a tradition of forecasting a color each year. These colors are a prediction of what will shape our home in the coming year. Sometimes they hit the mark and other years, well, we wonder what they were thinking. For 2023 we are seeing a lot of, (gasp), red undertones! Our job as home stagers is to find colors that work well in most homes and are pleasing to most people. So as much as we love a good hot pink (we see you Pantone Viva Magenta!), we decided to share some of our own 2023 paint colors. They represent more of a classic, tried and true aesthetic, rather than a prediction of may or may not materialize with design trends.

Leigh - Moderne White, Sherwin Williams 6168

Photo credit: DVD Interior Design

Moderne White, SW 6168, is a color that is neither gray NOR white. With an LRV of 62, it's soft, and unobtrusive, while still feeling fresh and bright. It does have a green undertone, which causes the color to show blue/green in certain light. It’s a great, neutral color for any room and can be a great main area color for a home.  If you’ve been wanting white in your home but afraid the color will be stark and cold, this timeless color will give you that style you want but add a touch of warmth and sophistication.

Kim - Hale Navy, Benjamin Moore HC-154

Benjamin Moore Hale Navy is the truest navy paint color you can get. With an LRV of 8, it’s on the dark end of the scale and you will not see a shift in color with lighting. In other words, what you see is what you get. If you’ve wanted color but are scared to try color in your home, this dark blue is a timeless dark neutral that will last for years. Kim recently used in her own home for cabinetry and doesn’t regret it one bit. It’s the perfect color to add a pop but also keeping your home neutral, timeless and appealing to others.

Alison - White Dove, Benjamin Moore OC-17

Photo credit: Studio McGee

Benjamin Moore White Dove is a classic white that provides a little bit of warmth to any space. With an LRV of 83, it’s not a crisp, stark white. This makes it a perfect candidate for trim in any home. Some colors don’t play well with a stark white trim, so this is where White Dove shines because it looks bright and clean without being overly bright white. White Dove works in all homes and looks amazing with grays, beiges, blacks, blues, greens, and more. It also plays well with all types of woods and metals. It’s also the perfect white for painting furniture.

Marlo - Saybrook Sage, Benjamin Moore HC-114

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Greens are so calming. Saybrook Sage by Benjamin Moore is no exception. With it’s gray green hue, it provides a little bit of neutral to a room. This color is great for exteriors, and when used inside, can bring a little of the outside indoors. It brings an organic feel to any space or surface when paired with warm wood tones. This color would be beautiful as a kitchen island accent color as well.

Abby - Green Smoke, Farrow & Ball

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If you like Marlo’s green but want a deeper contrast, Green Smoke by Farrow and Ball is a timeless shade that can really go in any room and blend with any style! It adds a natural warmth and sense of calm to a space. If you aren’t afraid of color this is for you. It’s a bold timeless color that has been used in homes since the early 19th century. With it’s neutral tones, its not wonder it keeps on showing up. This color will allow natural wood and brushed gold to pop!

Amanda - Greek Villa, Sherwin Williams SW 7551

Photo credit: Nicola’s Home

Greek Villa by Sherwin Williams ia a fresh neutral option for almost any home. It can be used to brighten a space or make other colors pop. It’s a soft, warm white with an LRV of 84 and is extremely universal. This is very similar to the above mentioned White Dove. If you want to brighten your home but don’t want the stark white walls, Greek Villa is your best choice. It does have a slight yellow undertone so if you have a south facing room just note it will be quite a bit warmer color as opposed to a north facing room. However, it pairs beautifully with natural wood tones for a warm, organic feel.

Wendy - Evergreen Fog, Sherwin Williams SW 9130

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Feature Wall in Evergreen Fog

Evergreen Fog, Sherwin William’s 2022 Color of the Year, is still holding on strong with its neutral earthy tone. It’s beautiful for that pop of color or for that neutral backdrop. It’s got an LRV of 30, which means it will tend to hold onto its green meets gray with a slight hint of blue undertone. Wendy recently used on part of the exterior of her new mountain home because of its organic nature. The best part about this color is its versatility with styles. This color could be used for a coastal feel or when paired with darker colors it looks great with your mid-century vibes.

There you have it-our paint color picks for 2023 - or any year for that matter. These timeless classics will be a safe win for any homeowner. (However, we always advise homeowners to sample colors in their own homes as light plays a huge role in how a color shows in a home.). If you are looking for a refresh in your home, but don’t know where to begin, we offer color consultations for selling AND living! Just go online and book your appointment today.

Let us shine a spotlight on your home!